Lettings and Property Management Agent Based in Canterbury Providing Advice for Landlords, Tenants and Students. 01227 765008 Enquiries@iconnltd.co.uk
Landlords Advice
Advice on letting your home and updates on current legislations.
Top Tips for Landlords from www.Propertyads.co.uk
May 3rd
Vicky Cranthorne, Office Manager from iConn Property Management writes:
Our friends from Propertyads have provided us with their top tips for Landlords – Hope you find them useful.
Top tips for landlords considering buy-to-let properties
Buy-to-let properties can be an excellent way to supplement your income or your pension, and a little research and a bit of clever property market know-how can help you make the most out of your buy-to-let property. So if you’re considering adding a little extra to your pocket each month, here are our top tips for potential landlords looking at getting into buy-to-let properties.
1. Investigate the best area for good investment Before you buy a property, you have to think about what kind of tenant you want, and where you want to buy. Your rental property doesn’t even need to be in the same city! For example, buy-to-let properties in Sheffield and Canterbury, student cities, are a great investment. Each year new students arrive to study, and each year they need additional accommodation. Investing in a student area is an excellent idea when you’re looking for almost-guaranteed income. Much like student rental properties, investing in a business-oriented city near a financial district such as Canary Wharf in London will be a costly venture, but will also help you to secure a tenant relatively easily.
2. Decorate for demand to cater to your tenants Decorate and furnish your home according to your ideal tenant’s requirements. If you’ve bought a buy-to-let property in Canterbury, for example, make sure that each bedroom is furnished with a bed and a desk to allow multiple students to rent out the rooms. A large living room and plenty of storage space in the kitchen are also preferential, so make sure you don’t clutter it up with unnecessary décor.
3. Plan for empty flats As a landlord with a buy-to-let property, it’s important that you make financial provision for empty flats. If you’re unable to find a tenant you will still need to make mortgage repayments. Make sure you have access to funds if you need to do this. Another option would be to sign with a rental agency that guarantees rentals for your flats so that you’re always covered, or take out an insurance policy that insures you against non-payment of rent during a rental agreement.
4. Write in increases to your tenancy agreements and set up a direct debit Make sure that you write in annual increase agreements in your tenancy contracts to make the most out of your rental property. Setting up a direct debit agreement will guarantee the rental income on a particular day (instead of collecting funds on different days each month when the tenant remembers to pay)
5. Protect your property with insurance Landlord’s insurance can help you protect yourself against unpaid rental, theft by tenants, or damage to a property due to tenant negligence or weather damage. A good insurance policy is a good investment when you’re in the landlord market to make money out of your buy-to-let property – especially if it is situated in a different city to your own residence
If you are looking to grow your portfolio or first time invest into the property market in the Canterbury area please contact us for free independent advice.
Budget Announcement 2012 – How it Applies to Landlords & Tenants (Canterbury Letting Agent)
Mar 23rd
Iris O’Connell, Managing Director for iConn Property Management writes:
ARLA has recently created this great article to help explain what this years budget announcements will mean to us; definately worth a read: ARLA Budget News
TDS Changes of Legislation – Timescale for Registering Deposits. (Canterbury Letting Agent)
Mar 20th
Sam Douglas, Accounts Co-Ordinator for iConn Property Management writes:
The Localism Act comes into force on April 6th 2012 and makes an important change to the timescale for protecting deposits.
The timescale for registering deposits and serving Prescribed Information has increased from 14 to 30 days – but the 30 days is an absolute deadline.
Our prescribed information will be updated in our current tenancy agreements and terms of business and this change will only really affect tenancies created after the 6th April but current clients may wish to take note of these changes for any future tenancies.
Changes to EPC Legislation (Letting in Canterbury)
Mar 16th
Vicky Cranthorne, Office Manager for iConn Property Management writes:
EPC legislation changes - April 2012
The DCLG (Department for Communities and Local Government) have proposed changes to the legislation regarding energy performance certificates (EPC’s) for properties are due to come into force on 6th April 2012. This is the legislation that was originally due to be implemented last October but was subsequently delayed and revised.
In simple terms it will mean that instead of just advertising the graph images on the property advert we will need to include the first two pages instead. It will mean that we must hold the full certificate on file for the property and not just the numbers on the graph. It is also mentioned that the EPC graphs must now cover any outbuildings included in the tenancy and not just the main property.
Key points in the new legislation:
- This only applies to properties coming to market after 6th April.
- The current asset ratings (EPC graphs) are no longer applicable in isolation. They are to be replaced by the first page of the new style EPC (typically an A4 document which contains the graphs and additional information).
- The EPC legislation is extended to apply to non-residential and rental transactions.
- Where property marketing does not include the full property address the legislation does allow for the address to be redacted in the EPC used for marketing purposes. It is still required on the full EPC document. NB. Although this is clearly indicated in the legislation, there is currently debate as to whether this only applies to commercial properties.
- Note: At this time of writing the format of the revised EPC is still subject to approval and release by DCLG.
- Further to this, we have gained confirmation that:
- The EPC does not have to be an integral part of the printed particulars. It can be provided as an attachment or insert.
- If sending details electronically as an attachment, the EPC can be provided via a clickable url.
For the majority of clients this is not a major issue they will need to be concerned with and more impacts the way the agent advertises but we will advise all clients who the legislation effects.
Electrical Safety Certificates for Rented Properties (HMO)
Feb 15th
Iris O’Connell M.A.R.L.A, Managing Director for iConn Property Management, Canterbury writes:
Domestic electrical condition report & fire alarm certificate for domestic dwellings BS5839 PART 6.
Under health and safety requirements; it is obligatory that all Houses of Multiple Occupation are required to have the electrical installation checked at least every three years (depending on the condition and age of the electrical installation, some properties may need more frequent inspections) The Domestic Condition report will include lighting provision and its condition, socket-outlet provision and its condition, automatic fire detection and its condition and electrical hazards for fixed wiring. Please note the element including the Fire Alarm certificate is only valid for one year.
It is only inevitable that overtime and with the wear and tear of regular use, electrical installations will start to deteriorate. Connections can work loose (a potential fire hazard) sockets can be over loaded and general maintenance or building work can damage and effect wiring.
You may find that after having the electrical system in your property inspected that some remedial works may be necessary to bring the system up to date which will be charged separately to the report fee; however please note any essential remedial works will be reported to us immediately, which in turn will be reported to you and will not be carried out unless you have given us permission to instruct the contractor to do so.
The cost of the condition report which includes the fire alarm certificate will be between £140.00 to £225.00 Inc vat; the actual price is determined on the day by the size of the property and the number of rooms.
Please advise if you wish for us to instruct an iConn approved contractor to carry out the Condition report; or alternatively if you have your own qualified electrician please let us know and we will contact them direct to arrange access.
Water Saving Tips as Drought Warning is Issued (Canterbury Lettings)
Feb 3rd
Sam Macdonald, Lettings Negotiator for iConn Property Management, Canterbury writes:
Drought warning
According to the Department for Environment Food and Rural Affairs (Defra) Kent is suffering a drought.
For the last two winters the south east has seen lower than average rainfall, which means that water stocks in rivers, reservoirs and aquifers are at severely low levels.
Caroline Spelman, Environment Secretary said: “It is not just the responsibility of Government, water companies and businesses to act against drought. We are asking for the help of everyone by urging them to use less water and to start now.”
Water saving tips; before during and after a drought
- Before a drought arrives, it’s useful to get into good habits, such as using a bowl of water to peel and wash fruit and vegetables instead of a running tap, and reusing grey water to water the garden.
- Putting a ‘Hippo’ water-saving device or brick in your cistern also helps. Placing water butts under downpipes and considering many other ways of saving rainwater can drastically reduce consumption in the garden and help ensure you can keep watering even during a hosepipe ban.
- During a drought, saving water is even more important. The Environment Agency has lots of advice about saving water when the need arises. Simply turning the tap off when you brush your teeth can save up to five litres a minute! Don’t use any clean water for non-essential purposes like cleaning windows, for example. Hosepipe and sprinkler bans are only used when there’s a real need. Always follow the water company’s advice.
- After a drought, as the environment recovers, it is still important to continue to use water in a sensible fashion. Water conservation is good for the environment and for society at all times.
Warning to landlords Letting in Canterbury
Jan 24th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management, Canterbury writes:
Landlords considering using a letting agent to manage their portfolio or to help them secure tenants should consider the agents qualifications and memberships with regulating bodies before instruction.
It is obviously important to choose an agent that offers you the service you are looking for within the budget you have, and to look into recommendations and testimonials but most importantly ensure that the agent is regulated as this will protect you and your monies.
If an agent is not regulated then there is a very high risk of money paid by your tenants in rental amounts or as deposits are unprotected. In the worst scenario this could mean the landlord picking up the bill if the agent or company hits any financial difficulties or decides to close.
iConn is a ARLA regulated agent, we are also members of the Property Ombudsman Lettings. Our client monies are held within a separate account and all our accounting practices are audited to ensure transparency and protection for our clients.
If you would like to discuss this in more detail please contact our office on 01227 765008; feel free to pop into our office for an informal chat if you wish at 26s Castle Street, Canterbury, CT1 2PU.
New Promotional Option from iConn – Letting agent in Canterbury
Jan 19th
Vicky Cranthorne, Office Manager at iConn Property Management writes:
We are always looking for new ways to corner the advertising market and ensure that your property is seen by as many prospective tenants as possible. We are in the process of setting up promotional videos for all our properties. This is something that no other agent in canterbury is offering at the moment and is of no extra cost to our current or new landlords.
Check out our new video for a sneak preview of what to expect…..
Follow us on Facebook, Twitter, Linked in or Youtube
Jan 15th
Iris O’Connell, Managing Director for iConn Property Management Canterbury writes:
Join the growing iConn Property Management group on Facebook, follow us on Twitter or Link in to the team for the latest information on legislation, new properties on the market, offers and competitions and advice for all:
STUDENTS APPLYING FOR TENANCIES WITH ICONN FOR JULY 2012- JUNE 2013 HAVE THE CHANCE TO WIN A FREE ADMINISTRATION FEE BY JOINING THE FACEBOOK PAGE.
Approved Contractors – Contact details
Jan 10th
Sam Douglas, for iConn Property Management writes:
We often receive calls from Landlords and tenants asking for local contractors to help them out with maintenance at their properties. I thought it may be useful to create a page of our approved contractors in case you ever needed to call on them.
Please see the relevant contractors’ link to find out further information about their company and the services they provide.
http://www.iconnproperties.co.uk/approved_contractors.php
Why you should choose an ARLA Regulated Agent
Dec 29th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
An Agent regulated by ARLA ensures a Landlord or tenant that they are choosing an agent that has to follow strict guidelines and work within stringent industry standards. An ARLA agent has to offer professionalism and commitment to all its clients and customers at all times.
ARLA members are required to work within a robust Code of Practice, which entails covering the key stages in all letting and property management. There are comprehensive membership Byelaws which include compliance with handling and accounting for Clients’ money; the mandatory ARLA Client Money Protection Bonding Scheme; Professional Indemnity Insurance; Dealing with Complaints and Disciplinary Procedures.
ARLA members are kept up to date with all new and changing legislation and require all offices to have at least one member of staff fully trained to ARLA standard.
Have Yourself a Very Green Christmas!! :)
Dec 24th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
The local council have released some useful information for recycling over the Christmas period so that we all have a green Christmas……
Green Christmas
This year, like every other, we want to make sure that you not only have a great Christmas, but get rid of your Christmas waste on the appropriate day in the appropriate way. So please take note of the following points:
Check your calendar for your collection dates - some of them may have changed
In bad weather conditions put your waste out on your usual day and leave it. We will collect it soon as we can.
Garden Waste won’t be collected between 23 December 2011 and 09 January 2012
Don’t forget we will collect your real Christmas tree for free – if you leave it out for collection on recycling day. Place it next to your clear sacks not in the garden waste bin.
Old trees can be taken to the Household Waste Recycling Centres and placed in the green garden waste containers for composting. Your local council may also be able to take your real Christmas tree for composting if they provide a kerbside green garden waste collection service.
Alternatively, why not buy a Christmas tree in a pot or with a root that can be planted in the garden for use the following year! Some companies now also hire real Christmas trees which are re-planted after Christmas!
Recycle your Christmas cards and non foil wrapping paper in the clear recycling sack, or look out for one of the high street charity schemes.
Flatten and secure your cardboard boxes for collection. These can be put out for collection next to your recycling sacks.
To clear space give unwanted clothes and toys to charity shops and clothing banks.
Recycle your glass bottles at the bottle banks and the Household Waste Recycling Centres
Think about what you buy and who you are buying for. We all like to put on the best Christmas Day spread for family and friends, but afterwards, without a bit of pre plannng, we can still be eating the brussel sprouts four days later!!
Make use of any left over food, visit http://www.lovefoodhatewaste.com/ for recipes and ideas.
Although our contractor can sort most plastics, many of them have a negative value and black plastic cannot be sorted at all, so please only give us your clear or opaque plastic bottles over the christmas period.
Remember you can take your unwanted plastic bags back to a major supermarket for recycling, they all now provide in-store banks.
If you are not sure about collections over the Christmas period, then please call Serco on 0800 031 9091.
Here’s hoping you have a very happy Christmas.
Advice on Condensation Problems
Dec 23rd
Sam Douglas, Accounts Co-ordinator for iConn Property Management writes:
Double glazing and improved insulation means we have warmer houses, but unless a property is adequately ventilated, it can become damp. We ask all tenants to ensure that our properties are sufficiently ventilated by taking a few simple precautions stated below in order to avoid condensation and the build-up of damp.
BEDROOMS Open bedroom windows when you go to bed at night; a 10mm gap will do. If it really is too cold to do this, wipe the condensation off the windows first thing in the morning, but please do not put the cloth you used on the radiator to dry as this will create more condensation.
SHOWER/BATHROOM Ensure full use of extractor or ventilation fans. Where these are not provided, open a window after bathing or showering to give the steam and damp air a chance to escape. Wipe windows, walls and mirrors to remove condensation (a microfiber cloth is the most efficient means of doing this), and dry the shower tray or bath. Keep the door closed while the bathroom is in use to prevent the steam escaping to other parts of the house.
KITCHEN When cooking, cover pans. Use exactor or ventilation fans where provided. If you do not have an automatic kettle, take care to ensure it is not left boiling. These precautions will help to reduce steam and therefore moisture in the air. Keep the door closed while the kitchen is in use to prevent the steam escaping to other parts of the house.
LIVING AREAS Where there are chimneys, do not block them up. If a wall appears to be damp, do not put furniture right up against it; allow some circulation of air.
GENERAL Make sure that any ventilation bricks or openings in the building are not obstructed.
WINDOWS Keep glass as clear of condensation as you can. Wipe away any moisture that has formed using a soft cloth. Leave open any ”trickle” vents in double glazed units. Get into the habit of opening windows to keep moisture content in the air down and to air the property when you can.
LAUNDRY Avoid drying clothes on radiators. Tumble dryers should be vented to the outside, unless fitted with a condenser.
HEATING Provide a reasonable level of heating (no less than 10°C in an unused area, or 16C if in use); cold rooms are susceptible to condensation. Remember, the best way to heat a room and avoid condensation is to maintain a low level of warmth throughout the day rather than to turn the heating off while you are out and put it on at a high level when you return home.
PORTABLE HEATERS Portable gas and paraffin heaters can create a significant amount of damp and condensation within properties. Please do not use these types of heaters unless you have permission from your landlord or property manager.
REMEDIES Mildew may be removed from clothes by using a dry cleaning process. Remove and kill mould by wiping the affected area(s) with a fungicide which carries a Health and Safety Executive approval number, precisely following the manufactures instructions. Alternatively a mild bleach solution will have the desired effect, but do test on a small area first. Do not disturb mould by vacuuming or brushing as this can give rise to respiratory complaints.
Advice for Potential Landlords looking to invest in property…
Nov 16th
Vicky Cranthorne, Office Manager for iConn Property Management writes:
ARLA (Association of Residential Letting Agents) provides this useful article for potential Landlords looking to invest in property…
http://www.arla.co.uk/buy-to-let/dos-and-donts/
- DO
- Think of buying to let as a medium to long term investment.
- DO
- Seek advice from an ARLA letting agent on local market demands.
- DO
- Get your sums right. Will the rent cover borrowings and costs, after allowing for void periods?
- DO
- Decorate, fit out and furnish to high quality standards, especially kitchens and bathrooms, to attract the best tenants and let quickly every time.
- DO
- Use an ARLA member as your letting agent. They are bonded, hold Professional Indemnity Insurance to required standards, have staff trained to ARLA’s competency standards and are kept up to date with the latest legal and regulatory requirements.
- DON’T
- Let personal taste cloud your judgement. Be sure the property you choose meets market requirements.
- DON’T
- Purchase anything with potential maintenance problems like a lot of woodwork or large gardens. It will add nothing to the rental value and cost a lot to keep up.
- DON’T
- Think that the running of an investment property to let can be left to friends or relatives in your absence. Tenants require a full management service.
- DON’T
- Use off-the-shelf tenancy agreements from HMSO or law stationers, or forget to issue the right notices or fail to have a proper inventory and condition report made before a tenant moves in. Leave all documentation to a professional agent.
- DON’T
- Furnish with second hand furniture or cast-off soft furnishings. These will probably contravene the Furniture and Furnishing Regulations.
Tenancy Deposit Service
Nov 11th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
Most landlords and tenants are aware of the change in legislation in April 2007 which requires landlords to hold their tenants deposits within a secured scheme. At iConn we use the Tenancy Deposit Scheme – (TDS).
Our tenants and landlords may find this website useful as it provides the guidelines and processes involved when using the TDS.
http://www.thedisputeservice.co.uk/landlords-faqs.html - For landlords
http://www.thedisputeservice.co.uk/tenants-faqs.html - For Tenants.
Digital Switchover and Television Aerial Updates – Landlords Responsibility
Nov 10th
Sam Douglas, Accounts Co-Ordinator for iConn Property Management writes:
With all the promotion recently, most people are aware in some way or another about the Digital Switchover; the plan is that all Analogue transmitters will be switched off and Analogue Aerials will be phased out and replaced with the new digital transmission.
The switchover date for South and East Kent has recently been announced as 13th June 2012 – when the BBC 2 Analogue will be switched off followed by all analogue channels being turned off completely on the 27th June 2012.
As a Landlord you will be responsible for the television aerial on the roof of your property being upgraded from analogue to digital, if you have not already done so.
We would strongly suggest that you complete this upgrade sooner rather than later as I am sure that the closer to the digital switchover we get, the more expensive the upgrade will be!
On average costings are coming in anything from £65.00 to £200.00 depending on upgrade works required.
I have spoken with Alexandra Aerials and CHP Electrical and Maintenance and both companies pricing are about the same. They have both said that if only the aerial needs replacing its £50.00 for the aerial plus labour (normally an hours work) but if the wiring also needs to be updated too, then you will be looking at between £150.00 – £200.00. They would then replace the aerial and all cable and then rewire this into the property.
Please contact me on 01227 765008 if you would like me to arrange this upgrade for your property or alternatively to set up a payment plan for the next few months to cover this expense next year.
You may wish to source your own quotes or complete the work yourself so please let me know if you need access to your properties at any point.
Tenancy Notice Periods in your AST Tenancy Agreement
Nov 9th
Sam Macdonald, Lettings Negotiator for iConn Property Management writes:
Tenants and Landlords often get confused by the notice clause in their A.S.T (Assured Shorthold Tenancy) Tenancy Agreements when it comes to needing to give notice.
Commonly the confusion comes when deciding how much notice should be given and how to give notice.
Here are the basics:
If your tenancy is in a fixed term contract:
This means that your contract is still within its initial fixed period, dated on the contract ie. 1st January 2011 – 31st December 2012. Whilst within a fixed term you are unable to give notice. Instead you will need to wait until the contract expires. The Agent or Landlord must serve a Section 21 noticeto end the contract, otherwise the contract will roll over and then both parties will be subject to the Statutory Periodic notice terms (See below). The notice must be served two months before the end of the tenancyand in most cases they are accompanied will an offer to renew the contract if possession is not required from the landlord.
If it is the tenants intention to leave they need to confirm this to the agent or landlord when they receive the section 21 notice.
This also applies to tenancy agreements which have been renewed using a fixed term addendum as a new fixed contract has been agreed to be extended by certain dates and so the landlord and tenant are liable for the term again, until it expires.
If your tenancy is Statutory Periodic:
This is when your fixed term has expired and you are now on a rolling contract.
In this case you are able to provide notice and the standard notice lengths are one month notice from the tenant to vacate the property or two months notice from the landlord for possession of the property. The notice from the tenant must be provided in writing to either the agent or landlord. The notice from the landlord must also be in writing and should be accompanied with a section 21(4)(a) notice. The notice from both parties must be in line with the rental date. So, for example, if you pay your rent on the 5th of the month your notice will be in force from the 5th of the month, even if you provide a written letter before this date it will not come into effect until you pay your last months rent.
Full and further information regarding to notice periods under the Housing Act 1988 are available from this website: http://www.legislation.gov.uk/ukpga/1988/50/contents
Boiler Flues – Changes to Safety Checks
Nov 8th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
There is a major change to the gas safety certificate requirements which will be coming into effect from 31st December 2012 which some landlords will need to be aware of.
If the boiler in your property is situated on an outside wall and you can see the flue then you will not be effected BUT if your boiler flue is concealed and runs behind walls or ceilings before reaching an outside wall then this change will effect you.
Gas Safe Engineers need to be able to inspect the flue all the way along to ensure that there is no carbon monoxide (CO) danger and in order to be able to complete a gas safety certification. If they can not see the whole flue they will need to install inspection hatches.
Landlords will need to prepare for this added required expense and so we will be writing to our current clients whose properties will be effected to offer a payment plan and advice on contacting development managing agents if the proprety is in an apartment block.
The legislation comes into effect on the 31st December 2012 which will means that any certifications due after the 31st December 2011 will need to be brought up to the new requirements so that they are not invalidated when the changes are enforced.
This websites confirms the changes in more detail: http://www.gassaferegister.co.uk/advice/flues_in_ceiling_spaces.aspx
and further information can be found on the HSE website : http://www.hse.gov.uk/safetybulletins/fluesinvoids.htm
Property Rental Demand in Canterbury, Kent
Oct 12th
Sam Macdonald, Lettings Negotiator for iConn Property Management writes:
I have recently completed some Canterbury rental demand reports generated through Rightmove.co.uk:
During the last seven days (05.10.11 – 12.10.11) Rightmove reported that:
6376 people searched for a 1 bed apartment in Canterbury (5847 of them have a maximum budget of £900.00)
5544 people searched for a 2 bed apartment in Canterbury (5291 of them have a maximum budget of £1000.00)
4882 people searched for a 3 bed property in Canterbury (4843 of them have a maximum budget of £1500.00)
4724 people searched for a 4 bed property in Canterbury (4695 of them have a maximum budget of £1750.00)
These are healthy figures showing that the rental market seems to be keeping up although normally at this time of year we will begin to see the market slow slightly as we head towards Christmas.
I think it is particularly useful to note the maximum tenants are putting in against properties. Rightmove gives us the option to really tailor make the report we receive so by adding in other factors like if tenants required parking, furnished properties or within a certain postcode we can receive a more specific report as to the average budget of new tenants which provides us with a good insight for valuations.
It also helps current landlords see the amount of rental which could be achieved at the top end of the market, helping to decide if refurbishment work would be beneficial based on the new rental return.
If you are thinking about investing in property or increasing your portfolio then we can provide you with the average rental price being achieved for the area and type of property plus the level of demand before you purchase. More >
Telephone Landline Installation – Landlords Responsibility
Oct 10th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
When tenants view a property to rent if a telephone socket is visible or advertised as available then the landlord has a responsibility to ensure it is in working order. This means that the physical lines and wiring into the property are in place.
It is a tenants choice as to whether they wish to have a working line during their tenancy. If you do require a telephone line then it is their responsibility to pay for any set up fees that may be applicable to have a working line as this is the tenants account set up fee.
Most telephone line providers have a general rule that if a line is not used for longer than a month they will disconnect it from the exchange and allocate the space to someone else. This means that if the previous tenants choose not to have a line, or used a different provider to the one the tenant would like to use, there is a high chance that the provider will charge the tenant to reconnect the line to the exchange.
Fire Retardant Labels
Oct 9th
Vicky Cranthorne M.A.R.L.A, Office Manager at iConn Property Manager writes:
I came across some new information this week which may be very useful for Landlords who provide furniture in their rented properties.
One of our current landlords wanted to purchase a second hand sofa for their furnished property. They visited a reputable charity shop in Canterbury and found an ideal sofa but on inspection it did not have any fire resistant labels…..well actually, the last owener had cut them off!
It was evident the sofa was nearly new and they called us for some advice. As far as I was aware the regulation is as follows:
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 Amended 1993:
It is an offence to supply in a property any furniture that does not comply with the regulations. The regulations cover all upholstered furniture and furnishings with permanent or loose covers including cushions, pillows and headboards which must be able to pass a ‘smouldering cigarette’ and ‘match flame’ test, and carry labels to prove it. Failure to comply with the regulations carries a fine and or imprisonment, and in addition a Tenant could sue you for damages against any loss or injury caused as a result of a breach. Furniture manufactured prior to 1950 is exempt. There are also stringent controls on houses in multiple occupation (i.e. sharers) involving formal registration with your local council which we can undertake on your behalf.
I did however call the Canterbury Council housing department to confirm and they advised me that if an item of furniture does not display the required labels there are another two options a landlord could take in order to prove that the furniture is up to regulation.
1. If the item was made and/or purchased after 1993 and the landlord can provide proof of this then this is sufficient. This is because the law changed in 1993 relating to the production of fabric and upholstery items and it became illegal to sell any products after this date that are not fire retardant.
2. There are companies that provide a spraying service and will provide a certificate to prove that the items is now fire retardant. This is ideal for antique furniture and could be useful for older second hand furniture.
What should a landlord consider when looking for a property to invest in for letting purposes?
Oct 7th
Iris O’Connell M.A.R.L.A, Managing Director for iConn Property Management writes:
♦ Make sure you opt for the best Buy To Let Mortgage rate.
♦ Talk with local letting agents and use their local knowledge to ask for advice. They will advise you what areas are popular with a certain type of tenant. Which type of property will be suitable for the type of tenant you are looking for and what type of property to purchase to ensure you get the best return for your money. They will also advise you what rental levels you would hope to achieve from certain properties in different local areas. iConn is a local letting agent with years of experience and local knowledge. Call us for free helpful advice.
♦ Make sure that there is a demand for the certain type of property you want to invest in. Again ask your local agent for an insight into the local market. A member of staff at iConn will be happy to help you with any advice you may seek.
♦ Research properties on property portals like Right Move or Property Live. You will see what is currently being marketed and for what rental levels. Study the market thoroughly before you buy!!!
♦ Make sure that you are aware of the cost of fully insuring your property. This will include building Insurance, contents insurance and public liability cover. iConn can arrange this for you.
♦ If you are looking to furnish the property, furnish it according to what type of tenant you require. Furnishings for a student property will be different compared to a property a family will rent.
♦ Decorate it and repair it to a high standard; the better its condition, the higher the overall yield.
♦ Consider using an Agent to manage the property. iConn offers four levels of service. Contact us for further details.
♦ Always understand your legal obligations as a Landlord. Be realistic in understanding that your tenant will expect you to repair, replace and maintain as and when necessary.
♦ You will be expected to follow council requirements and housing law. It is also essential that you provide all necessary safety documents; e.g. Gas safety certificate.
♦ Understand your financial limits. Do not purchase an investment property if the rental level achievable just covers your mortgage repayment. What happens if you have an unexpected boiler break down? Will you have enough money in the pot to make repairs as and when required? What happens if there is a rental void period? Do you have a contingency plan for any such an event? Be realistic about what you buy, the level of mortgage compared to the level of rent achievable and the condition of the property.
“Change of Use” Planning Permission For HMO Properties in Canterbury
Oct 5th
Vicky Cranthorne, Office Manager for iConn Property Management writes:
The local Canterbury City Council are due to make a decision to introduce a policy from December this year regarding planning permission required for HMO Properties (Houses of Multiple Occupancy).
If the policy is introduced in December it will only really effect Landlords looking to invest into the student market. If the property the landlord purchases is already rented in a student or sharer capacity then they do not need to do anything BUT if the landlord purchases a property with the intention to rent to students or sharers and it is not already being rented this way they will need to apply for planning permission from the council for a “change of use”.
In principle the council are looking to regulate the amount of HMO’s in Canterbury in order to not flood certain areas of the city and to keep the neighbourhoods diverse.
From past experience I would say that the timescale for obtaining the permission could be lengthy and as the permission is not a guarantee could be risky for new landlords and obviously i’m sure there will be costs involved!
There are some interesting points raised on the Councils website from local residents and businesses, both for and againist and further information can also be found on the website:
http://www.canterbury.gov.uk/main.cfm?objectid=1191
Here is a snippet from this page:
The Article 4 Direction, which requires planning permission to be obtained for the change of use of residential dwellings (Class C3) to Housing in Multiple Occupation (HMOs)(Class C4), has been consulted on for a period of 6 weeks, (from 9th December to 21st January 2011), and people were invited to comment on the Direction. Once comments on the Direction have been considered, the Council will have to decide whether or not to confirm the Direction.
The Article 4 Direction applies to the urban area of the City of Canterbury, and the wards of Sturry North, Sturry South, Barton, Wincheap, Blean Forest, and the parish of Harbledown and that part of Lower Hardres parish to the north of the A2.The Council recently consulted on a draft supplementary planning document relating to HMOs, and the comments received in relation to the SPD will be considered by the Council in due course. The making of the Article 4 Direction will not affect the Council’s consideration of those comments, and there may be amendments to the draft SPD. The Article 4 Direction simply provides the framework in which an SPD can be implemented.
Letting Agents in Canterbury – About Us
Oct 2nd
The iConn team – About us….
http://www.iconnproperties.co.uk/about_us.php
Iris O’Connell M.A.R.L.A – Managing Director
irisoconnell@iconnltd.co.uk
Your contact for new business and letting and tenancy advice.
Iris has 10 years experience within the lettings and property management field and is both ARLA (Association of Residential Lettings Agents) and APIP (Association of Professional Inventory Providers) qualified.
Vicky Cranthorne M.A.R.L.A – Lettings Negotiator / Office Manager
vickycranthorne@iconnltd.co.uk
Your contact for letting and tenancy queries
Vicky Cranthorne has 5 years experience within the lettings and property management field and is ARLA qualified and is currently studying for her AAT accountancy qualification. She oversees all lettings negotiating within the department and is responsible for the general day to day running of the office.
Sam Douglas – Accounts Coordinator
samdouglas@iconnltd.co.uk
Your contact for all account queries and general enquiries
Sam Douglas has 2.5 years experience within the lettings and property management field and oversees the daily accounts; she also specialises in the insurance side of the business and can provide policies such as Home & Contents, Landlords Rent and Legal Indemnities.
Sam Macdonald – Lettings Negotiator
sammacdonald@iconnltd.co.uk
Your contact for letting and tenancy queries
Sam Macdonald has 6 years experience within the lettings and property management field and specialises in letting negotiations and property marketing.
Property Investment Tax – Landlords advice
Jul 27th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
Interesting article by Chris Horne, editor at Property Hawk, who notes that more attention needs to be paid to how rental properties are taxed.
http://www.houseladder.co.uk/Property_News/2011/07/Changes_needed_to_incentivise_landlords_2595.aspx
Important safety information regarding BEKO Fridge Freezers
Jul 12th
Sam Douglas, Accounts Co-ordinator for iConn Property Management writes:
Please check your Beko Fridge Freezer Now!
There has been a very small number of incidents, where the defrost timer on a certain production range of BEKO frost free refrigeration can fail, overheat, and cause a potential fire hazard.
VISIT THE BEKO WEBSITE TO FIND OUT MORE:
YOU CAN CHECK TO SEE IF YOUR APPLIANCE IS EFFECTED BY CLICKING ON THE LINK BELOW:
https://refsafety.beko.co.uk/Home/Intro
Show your support to RNIB!
Apr 12th
iConn Property Management show thier support by collecting used stamps for RNIB,
a charity that supports the blind and partially sighted people.
If you would like to make a donation or find out more about how to show your support, click on the link below.
http://www.rnib.org.uk/getinvolved/fundraising/recycle/Pages/used_stamps.aspx
Landlord FAQ’s Answered
Mar 30th
Iris O’Connell M.A.R.L.A, Managing Director at iConn Property Management writes:
Is it best to rent my house fully furnished?
It is entirely up to you whether you let the property; fully furnished, partly furnished or unfurnished. What you need to consider is what type of tenant you are looking for. It is best to be quite flexible and offer the property in a way to fit the needs of the tenant. If you do decide to furnish or part furnish the property, you must understand that you have to allow for fair wear and tear with regards to the use of the furniture. All items provided in the property must be accounted for on an Inventory and its condition recorded.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 Amended 1993:
It is an offence to supply in a property any furniture that does not comply with the regulations. The regulations cover all upholstered furniture and furnishings with permanent or loose covers, including cushions, pillows and headboards which must be able to pass a smouldering cigarette and match flame test and carry labels to prove it. Failure to comply with the regulations carries a fine and or imprisonment and in addition a Tenant could sue you for damages against any loss or injury caused as a result of a breach. Furniture manufactured prior to 1950 is exempt. There are also stringent controls on houses in multiple occupation (i.e. sharers) involving formal registration with your local council which we can undertake on your behalf.iConn Property Management are happy to provide free professional advice to all landlords and tenants.
If you have a question relating to your rental then please feel free to contact us.
Landlords Tax Allowance of £1500 on Energy Saving Improvements
Mar 18th
Vicky Cranthorne M.A.R.L.A, Office Manager for iConn Property Management writes:
If you are a landlord and make energy saving improvements to your property, you could reduce the tax you pay. You can do this by claiming the ‘Landlord’s Energy Saving Allowance’ (LESA). LESA is a tax allowance (not a cash payment) that allows you to claim up to £1,500 against tax every year.
This allowance can be claimed for properties you rent out in the UK and abroad. You can claim LESA for the costs of buying and installing certain energy saving products for properties you rent out, but only for what you actually spend.
Check out the full details on the government website….
http://www.direct.gov.uk/en/HomeAndCommunity/Privaterenting/RentingOutYourProperty/DG_175186